The Renters’ Rights Act Explained: What Landlords Need to Know in 2026
The Renters’ Rights Act represents one of the biggest changes to the private rental sector in decades.
The Renters’ Rights Act Explained: What Landlords Need to Know in 2026
The Renters’ Rights Act represents one of the biggest changes to the private rental sector in decades.
For landlords across England, the legislation fundamentally changes how rental properties are managed, how tenancies operate, and how possession processes work.
Some landlords are still underestimating the impact.
That is a mistake.
This is not a small regulatory adjustment.
It is a structural shift in how the private rental sector operates.
The landlords who adapt early will remain protected and competitive.
Those who ignore the changes will face increasing operational and legal risk.
This guide explains the key changes landlords need to understand in 2026.
Section 21 Is Being Removed
One of the biggest changes is the removal of Section 21 “no-fault” evictions.
Historically, Section 21 allowed landlords to regain possession of a property without needing to provide a specific reason, provided correct procedures were followed.
Under the new system:
Landlords must rely on valid legal grounds for possession.
This creates major implications for:
- Tenant selection
- Documentation
- Compliance
- Ongoing management standards
Poorly managed tenancies now carry significantly more risk.
Tenancy Structures Are Changing
Traditional fixed-term Assured Shorthold Tenancies (ASTs) are being replaced by periodic tenancy structures.
This means:
- Tenancies become more flexible for tenants
- Tenants can generally leave with notice
- Landlords lose some of the certainty previously associated with fixed terms
For landlords, this increases the importance of:
- Good tenant relationships
- Retention strategies
- Proper property management
The market is shifting away from rigid tenancy cycles.
Compliance Is Becoming Even More Important
Under the new system, compliance failures can create serious consequences for landlords.
Areas landlords must stay on top of include:
- Gas safety certificates
- EICRs
- EPC requirements
- Deposit protection
- Prescribed information
- Repair obligations
- Property standards
Weak documentation and poor record keeping will increasingly create problems if disputes arise.
The days of “informal” property management are disappearing quickly.
Rent Increases Are Becoming More Structured
The legislation also changes how rent increases are handled.
Landlords can no longer rely on casual or poorly documented rent review approaches.
Rent increases must:
- Follow proper procedures
- Reflect market conditions
- Be justifiable if challenged
This creates a more structured environment for rental pricing.
Professional management standards become increasingly important here.
Tenants Gain Additional Rights
The balance of power within the rental sector is shifting further towards tenants.
This includes:
- Stronger protection from unfair practices
- Greater ability to challenge issues
- More formal complaint pathways
- Increased expectations around property standards
For good landlords, this is not necessarily a negative.
Professional landlords who already operate correctly are generally far less affected than poorly organised operators.
Pets in Rental Properties
One of the more widely discussed changes relates to pets.
Tenants are now expected to have greater rights to request pets within rental properties.
Landlords cannot simply apply blanket refusals without reasonable justification.
This means landlords need:
- Clear policies
- Proper tenancy clauses
- Appropriate insurance considerations
- Structured decision-making processes
Again, the key theme is professionalism and consistency.
Poor Systems Will Create Bigger Problems
The biggest risk for landlords moving forward is not necessarily the legislation itself.
It is operating without proper systems.
Landlords who:
- Ignore documentation
- Delay maintenance
- Handle issues casually
- Use outdated tenancy processes
will become increasingly exposed.
The market is becoming more operationally demanding every year.
What This Means for Self-Managing Landlords
Many self-managing landlords are now questioning whether they still want full operational responsibility.
Managing rental property now involves:
- Legal understanding
- Compliance tracking
- Tenant communication
- Maintenance coordination
- Documentation management
- Possession procedures
For some landlords, self-management still works well.
For others, professional management is becoming increasingly valuable.
The Market Is Becoming More Professional
The private rental sector is evolving.
The market is gradually moving away from:
Casual, lightly managed property investment
towards:
Structured, professionally managed portfolios
This is particularly true in high-demand and heavily regulated areas such as London.
The landlords who adapt operationally will usually remain successful long term.
What Landlords Should Do Now
Landlords should already be reviewing:
- Tenancy agreements
- Compliance systems
- Tenant selection procedures
- Documentation processes
- Property management structures
Waiting until problems arise is the wrong strategy.
Preparation creates protection.
How Easymove Supports Landlords
At Easymove, we help landlords across East London navigate changing legislation and increasing compliance expectations.
We help landlords:
- Stay compliant
- Manage properties professionally
- Reduce operational risk
- Improve tenant management
- Access Guaranteed Rent options where suitable
The rental market is becoming more complex — professional support matters more than ever.
Final Thoughts
The Renters’ Rights Act is reshaping the rental market permanently.
For landlords, this is no longer about:
“Keeping up with paperwork”
It is about:
Operating professionally in a much more regulated environment.
The landlords who succeed in 2026 and beyond will usually be the ones who:
- Stay informed
- Stay compliant
- Build proper systems
- Treat property investment like a serious business
That is what creates long-term stability.
Reality Check
If your landlord strategy still relies on:
- Outdated tenancy agreements
- Weak documentation
- Reactive management
then these changes will eventually catch up with you.
Professional landlords adapt early.
Everyone else gets forced to adapt later — usually the hard way.
Other Guides
Have a look at our other guides.
Property Management for Buy-to-Let Investors
Buying a rental property is only the first step. The real work starts once the property is let.
Property management is what keeps the tenancy running, the property maintained, and the landlord protected.
For investors who want a hands-off approach, professional management can make a major difference.
What does property management include?
Property management can include:
- tenant communication
- rent collection
- maintenance coordination
- inspections
- contractor access
- repairs
- compliance reminders
- renewals
- deposit administration
- check-in and check-out support
- handling tenancy issues
The exact service depends on the agreement with your agent or manager.
Why investors use property management
Many buy-to-let investors do not have the time, experience, or systems to manage everything themselves.
This is especially true for:
- landlords with multiple properties
- landlords living outside the area
- first-time landlords
- investors with full-time jobs
- landlords with compliance-heavy properties
- landlords who do not want tenant calls
- investors who want a more passive approach
A good property manager helps reduce the daily pressure.
Repairs and maintenance
Repairs are one of the biggest parts of property management.
A property manager can help:
- receive repair reports
- assess urgency
- arrange contractor access
- update tenants
- keep landlords informed
- record actions taken
- coordinate completion
- identify repeat issues
Poor repairs management creates unhappy tenants and can damage the property over time.
Inspections
Regular inspections help monitor property condition and identify issues early.
Inspections can help spot:
- leaks
- damp or mould
- damage
- overcrowding concerns
- poor ventilation
- maintenance issues
- tenant care issues
- safety concerns
For landlords, inspections provide useful visibility without needing to visit personally.
Compliance support
Landlords must stay organised with legal and safety responsibilities.
Property managers can help track or coordinate:
- gas safety certificates
- electrical safety checks
- EPCs
- smoke alarms
- carbon monoxide alarms
- licensing
- tenancy documents
- deposit requirements
- right-to-rent checks
Landlords remain responsible for compliance, but a good management process helps avoid missed deadlines and confusion.
Rent collection and arrears
Rent collection is not just about receiving money.
It can include:
- monitoring payment dates
- chasing late payments
- communicating with tenants
- keeping records
- updating landlords
- advising on next steps if arrears continue
For investors, clear rent monitoring is essential.
Property management or Guaranteed Rent?
Property management is where the agent manages the tenancy, but rent still depends on the tenant paying.
Guaranteed Rent is different. Under a Guaranteed Rent arrangement, the landlord receives an agreed fixed rent from Easymove, subject to the terms agreed.
Both options can work. The right one depends on whether you prefer market rent potential or fixed income predictability.
Final thoughts
Buy-to-let property management is not passive unless you have the right support in place.
Investors should think carefully about who will handle tenants, repairs, rent, inspections, and compliance before buying.
Easymove can support landlords with property management and Guaranteed Rent options across East London and surrounding areas.
Guaranteed Rent for Buy-to-Let Investors
Many buy-to-let investors want rental income without the stress of chasing rent, dealing with void periods, or managing tenants directly.
That is where Guaranteed Rent can be useful.
For suitable properties, Easymove can agree a fixed monthly rent with the landlord and manage the property responsibilities under the agreed arrangement.
What is Guaranteed Rent?
Guaranteed Rent is a letting solution where the landlord receives an agreed monthly rent from Easymove for the duration of the agreement.
This means the landlord can receive fixed monthly income even during void periods, subject to the terms agreed.
Easymove then handles the day-to-day management responsibilities set out in the agreement.
Why investors consider Guaranteed Rent
Buy-to-let investors often choose Guaranteed Rent because they want:
- predictable monthly income
- less involvement with tenants
- reduced void period concerns
- professional property management
- fewer day-to-day calls
- support with maintenance coordination
- a more hands-off investment experience
It can be particularly useful for investors with multiple properties or landlords who do not live locally.
How it supports cashflow planning
One of the biggest challenges in buy-to-let is unpredictable income.
A standard tenancy may involve:
- void periods
- rent arrears
- late payments
- tenant changes
- unexpected management issues
Guaranteed Rent can help create more predictable monthly income, making it easier for investors to plan.
Does Guaranteed Rent suit every property?
No. Not every property will be suitable.
Suitability may depend on:
- location
- property type
- condition
- rental demand
- compliance position
- size and layout
- required works
- landlord expectations
- long-term letting strategy
Easymove will usually need to assess the property before confirming whether Guaranteed Rent is suitable.
What does Easymove manage?
Depending on the agreement, Easymove can support with:
- tenant placement
- rent handling
- property management
- inspections
- repairs coordination
- maintenance communication
- compliance support
- day-to-day tenant matters
The exact responsibilities should always be confirmed before proceeding.
Guaranteed Rent vs traditional letting
Traditional letting may suit landlords who want to maximise open-market rent and are comfortable with some risk.
Guaranteed Rent may suit landlords who prefer stability, predictability, and a more hands-off arrangement.
The better option depends on your property, goals, and risk appetite.
Final thoughts
Guaranteed Rent is not just a letting product. For the right investor, it can be a cashflow and management strategy.
It can help reduce uncertainty and give landlords a clearer monthly income expectation.
Easymove can review your property and explain whether Guaranteed Rent may be suitable.
What to Consider Before Buying an Investment Property
Buying an investment property is a serious decision. The wrong property can drain time, money, and energy. The right property can provide stable rental income and long-term value.
Before committing, investors should look beyond the asking price and think about how the property will perform as a rental.
1. Location and tenant demand
Location is one of the biggest factors in rental performance.
Ask:
- Who is likely to rent this property?
- Is there demand from families, professionals, sharers, or students?
- Is the property close to transport?
- Are there schools, shops, and local amenities nearby?
- Is the area popular with renters?
- Is there demand for this property type?
A property can look cheap, but if tenant demand is weak, it may sit empty.
2. Property type
Different property types attract different tenants and management needs.
Examples:
- flats may suit professionals or couples
- houses may suit families
- larger houses may suit sharers or HMO use, subject to licensing
- ex-local authority properties may offer good space but require service charge checks
- mixed-use or commercial assets may need specialist advice
The property type must match the rental strategy.
3. Condition and refurbishment costs
Do not underestimate the cost of getting a property ready to let.
Before buying, consider:
- does it need a new kitchen or bathroom?
- are there damp or mould issues?
- is the heating system reliable?
- are the electrics safe?
- does the property need decorating?
- is the flooring suitable?
- are windows, doors, and locks in good condition?
- will it meet rental standards?
A property that needs heavy work may still be a good investment, but only if the numbers make sense.
4. Compliance and licensing
Landlord compliance is not optional.
Depending on the property and location, you may need to consider:
- gas safety
- electrical safety
- EPC rating
- smoke alarms
- carbon monoxide alarms
- deposit protection
- right-to-rent checks
- selective licensing
- additional licensing
- HMO licensing
- fire safety requirements
Compliance costs and requirements should be checked before purchase, not after.
5. Rental income and running costs
A realistic rental estimate is essential.
You should consider:
- likely monthly rent
- void periods
- repairs
- maintenance
- insurance
- mortgage payments
- service charges
- letting or management fees
- licensing costs
- tax advice
- refurbishment costs
Do not base your decision only on best-case rent.
6. Management strategy
Who will manage the property?
You need a plan for:
- tenant sourcing
- referencing
- rent collection
- maintenance
- emergency repairs
- inspections
- renewals
- compliance
- deposit handling
- tenant communication
If you want to be hands-off, professional property management or Guaranteed Rent may be more suitable.
7. Exit strategy
Before buying, think about how you may exit later.
Ask:
- would the property appeal to future buyers?
- could it sell to homeowners as well as investors?
- is the area likely to remain in demand?
- is the property too specialist?
- are there lease issues?
- are service charges manageable?
A good investment should be lettable and saleable.
Final thoughts
A strong investment property is not just one that looks affordable. It must work financially, legally, operationally, and strategically.
Easymove can help investors consider rental demand, management options, compliance, and Guaranteed Rent suitability before or after purchase.